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HomeMy WebLinkAbout1992-04-29; Design Review Board; ; RP 92-03|CDP 92-02 - ST MICHAEL'S BY-THE-SEAAPPLICATicltcoMPLETE DATE: MARCH 12, 1992 DATE: APRIL 29, 1992 SfAFF REPORT ) ~K° TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 92-3/CDP 92-2 -Sf. MICHAEL'S BY-IBE-SEA -Request for a Major Redevelopment Permit and Coastal Development Permit for the expansion of the existing education building and parish hall at the St. Michael's By-The- Sea Episcopal Church on Carlsbad Boulevard at Christiansen Way, in Sub- area 5, and in Local Facilities Managment Zone 1. I. R~COMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No.'s 181, and 182, recommending APPROVAL of RP 92-3 and CDP 92-2, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND St. Michael's By-The-Sea Episcopal Church is requesting a Major Redevelopment Permit and Coastal Development Permit to expand their education building and parish hall. St. Michael's By-The-Sea occupies much of the area bound by Carlsbad Boulevard, Christiansen Way, Garfield Street, and Beech Avenue. The buildings to be expanded are located in the southwestern portion of the site, fronting on Christiansen Way and Garfield Street. The expansions would involve a 2,525 square foot second story addition to the existing 2,700 square foot education building and approximately 1,500 square feet of added space to the parish hall for storage and a small gift shop. As shown on Exhibits "E" -"H", dated April 29, 1992, the architectural theme of the construction would match the existing development and the education building expansion would include two stair towers, open to the exterior with screen work. The St. Michael's By-The-Sea Episcopal Church has resided in the area since 1894. In 1958, the City Council allowed the relocation of the existing chapel from its original location at 200 Oak Avenue to its present location. This Carpenter Gothic style chapel is listed as locally significant in the City's Cultural Resources Survey and has become the focus of the site's architectural theme. The site has grown to contain a parish hall, education building, and the main church. In 1980, the Planning Commission approved CUP 183, permitting the expansion of the parish hall, which was eventually completed in 1985. No significant improvements have occurred within the site in the last six years. ' RP 92-3/CDP 92-2 ST. MICHAEL'S BY-THE-SEA APRIL 29, 1992 PAGE2 ill. ANALYSIS 1. Are the proposed improvements consistent with the goals, objectives, and development guidelines of the Village Design Manual? 2. Are the proposed improvements consistent with the City's Local Coastal Program? 3. Are the proposed improvements consistent with aµ applicable City ordinances? 4. Are the proposed improvements consistent with the various elements of the General Plan? D[SCUSSION 1. Consistency with the Village Design Manual The project site falls within Sub-area 5 of the Village Redevelopment Area, which is characterized by tourist-related and highway commercial activities and examples of local heritage. The design goals of the area are to coordinate tourist, recreational and , commercial activities while preserving the local landmarks. The proposed additions to the existing church site are in keeping with these goals because they help to preserve the current use of an historical site, perpetuating the local character of the Carlsbad Boulevard special treatment area. The development guidelines of the Village Design Manual call for a maximum building coverage of eighty percent while placing buildings in a manner that maximizes open space and accentuates landscaping. The proposed expansions of the existing St. Michael's buildings are in keeping with the Village Development Guidelines since the building expansions do not significantly reduce open space or landscaping, and result in an approximate building coverage of fifteen percent. 2. Consistency with the Local Coastal Program The Local Coastal Program for the Carlsbad Village Redevelopment Area is comprised of the Carlsbad Village Area Redevelopment Plan and the Village Design Manual. When addressing coastal development, the Design Manual refers specifically to maintaining parking supplies and building height limits. The proposed improvements would remove five parking spaces along the southern edge of the parish hall, however the remaining parking supply, located in the northwestern and southwestern portions of the site, more than meets code requirements. The Zoning Ordinance requires 49 spaces for the church sites while the proposed off-street parking supply would total 63. The building height for the proposed two-story education building is approximately 26 feet to the peak of the rook, which is well below the current 35 foot height maximums and is compatible with the surrounding neighborhood. · RP 92-3/CDP 92-2 e ST. MICHAEL'S BY-THE-SEA APRIL 29, 1992 PAGE 3 Given that the Village Design Manual is the Local Coastal Program for the Village Redevelopment Area, and consistency with this document has been shown, the proposal is consistent with the Local Coastal Program. 3. Consistency with Applicable Ordinances As discussed above, the proposed improvements meet the Zoning Ordinance with regard to parking supply and building height. Since the zoning designation of the site is V-R, no standards exist for the evaluation of setbacks. The r ·oposed stair tower for the education building ~ould extend 16 feet closer to the westerly property line, however this placement would not impose on the potential streetscape and alternate placements of the tower would impact parking, on-site circulation, and landscaping. The parish hall expansions will extend to 10 feet from the southerly property .J.ine. Since the project site lies within the Village Redevelopment Area and the coastal zone, a redevelopment permit and coastal development permit are required prior to development. Approval of this request will satisfy this requirement of Chapters 21.35 and 21.81 of the Zoning Ordinance. 4. Consistency with the General Plan One of the Guidelines of the Land Use Element of the General Plan calls for an endeavor to maintain suitable and adequate landscaping, site and building design, parking and performance standards to ensure that all developments are compatible with surrounding uses. The Circulation Element also calls for the provision of adequate offstreet parking. The proposed project meets or exceeds all performance standards with regard to landscaping, architecture, and parking, thus demonstrating its consistency with the General Plan. IV. ECONOMIC IMPACT The proposed improvements of the St. Michael's By-The-Sea project would increase the assessed value of the site by approximately $480,000 (applicant's estimate) and would result in approximately a $4,800 Increase in Redevelopment Tax Increment Revenues. The total assessed value of the site (land plus improvements) including the Phase I improvements has been estimated to be $1,080,794. The Redevelopment Tax Increment Revenues that could be realized by the Redevelopment Agency would be approximately $10,080 annually. ' RP 92-3/CDP 92-2 ST. MICHAEL'S BY-THE-SEA APRIL 29, 1992 PAGE4 V. ENVIRONMENTAL REVIEW Since the proposed project involves a less than 10,000 square feet expansion of existing structures within an area where all public facilities are available and no environmentally sensitive resources exist, the Planning Director has determined that the project is exempt from environmental review per section 15301(e) of the California Environmental Quality Act. SUMMARY Given that the proposed improvements are consistent with Village Design Manual and all applicable City ordinances, staff recommends approval of RP 92-3 and CDP 92-2. ATTACHMENTS 1. 2. 3. 4. 5. 6. MG:lh Design Review Board Resolution No. 181 Design Review Board Resolution No. 182 Location Map Background Data Sheet Disclosure Statement Exhibits "A" -"H", dated April 29, 1992 April 3, 1992 ' l 2 :3 4 5 6 7 DESIGN REVIEW BOARD RESOLUTION NO. 181 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CI1Y OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A MAJOR REDEVELOPMENT PERMIT TO ALLOW THE EXPANSION OF EXISTING STRUCTURES ON PROPER1Y GENERALLY LOCATED ON THE NORTHWEST CORNER OF CARLSBAD BOULEVARD AND CHRISTIANSEN WAY. CASE NAME: ST. MICHAEL'S BY-THE-SEA CASE NO: RP 92-3 WHEREAS, a verified application has been filed with the City of Carlsbad and a referrec! t.: the Design Review Board; and 9 WHEREAS, said verified application constitutes a request as provided by Title lO 21 of the Carlsbad Municipal Code; and 11 12 WHEREAS, pursuant to the provisions of the Municipal Code, the Design Review Board did, on the 29th day of April, 1992, hold a duly noticed public hearing to 13 14 consider said application on property described as: 15 16 17 Block 6 of Map No. 775 in the City of Carlsbad, County of San Diego, State of California WHEREAS, at said public hearing, upon hearing and considering all testimony 18 and arguments, if any, of all persons desiring to be heard, said Design Review Board 19 considered all factors relating to RP 92-3. 20 21 22 23 24 25 26 27 28 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Design Review Board hereby recommends APPROVAL of RP 92-3, based on findings and subject to the following conditions: Findin~: 1. The project is consistent with the goals, objectives, and development guidelines of the Village Design Manual because it perpetuates the local character of the Carlsbad Boulevard special treatment area and does not significantly reduce open space or landscaping. 2. The project is consistent with the City's Local Coastal Program since the project 1 meets both the parking supply and building height required standards. 2 3. 3 4 4. 5 The project as evidenced by the processing of the required permits is consistent with all applicable City ordinances. The project is consistent with the various elements of the General Plan as all performance standards necessary to maintain compatibility are being met. Conditions: 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1. 2. 3. 4. 5. 6. 7. 8. Approval is granted for RP 92-3, as shown on Exhibits "A" -"H", dated April 29, 1992, incorporated by reference and on file in the Planning Department. De"elopment shall occur substantially .... ., shown unless otherwise noted in these conditions. The developer shall provide the City with a reproducible 24" x 36", mylar copy of the site plan as approved by the Design Review Board. The site plan shall reflect the conditions of approval by the City. The site plan copy shall be submitted to the City Engineer and approved prior to building, grading, final map, or improvement plan submittal, whichever occurs first. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Carlsbad Municipal Water District, dated May 25, 1983. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. Approval of RP 92-3 is granted subject to the approval of CDP 92-2. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the Planning Director. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. DRB RESO NO. 181 -2- ' Compact parking spaces shall be located in large groups in locations to the satisfaction of the Planning Director. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Preliminary landscape plans shall be submitted to and approved by the Planning Director prior to occupancy. Landscape plans shall be designed to minimize water use. Lawn and other Zone I plants (see Landscape Manual) shall be limited to areas of special visual importance or high use. Mulches shall be used and irrigation equipment and design shall promote water conservation. The developer shall avoid trees that have invasive root systems, produce excessive litter and/or are too large relative to the lot size. All herbicides shall be applied by applicators licensed by the State of California. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. The entire potable and non-potable water system/systems for subject project shall be evaluated in detail to ensure that adequate capacity and pressure for domestic, landscaping and fire flow demands are met. The developer will be responsible for all fees and deposits plus the major facility charge which will be collected at time of issuance of building permit. The developer shall pay a San Diego County Water Authority capacity charge which will be collected at issuance of application for meter installation. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water and service is available at the time of application for water service and will continue to be available until time of occupancy. Sequentially, the Developer's Engineer shall do the following: A. Meet with the City Fire Marshal and establish the fire protection requirements. B. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. ORB RESO NO. 181 •. -3- ---------------------------------, l 2 3 4 C. Schedule a meeting with the District Engineer for review, comment and approval of the preliminary system layout usage (G.P.M. -E.D.U.) plan for potable, reclaimed and sewer systems prior to the preparation of improvement plans. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design 5 Review Board of the City of Carlsbad, California, held on the 29th day of April, 1992 by 6 the following vote, to wit: 7 8 9 10 ll 12 13 14 ATIEST: 15 16 AYES: NOES: ABSENT: ABSTAIN: BAILEY NOBLE, Chairman CARLSBAD DESIGN REVIEW BOARD DEBBIE FOUNTAIN 17 ACTING HOUSlNG AND REDEVELOPMENT DIRECTOR 18 19 20 21 22 23 24 25 26 27 28 MG:lh ORB RESO NO. 181 -4- ' l 2 3 4 5 6 7 DESIGN REVIEW BOARD RESOLUfION NO. 182 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CI1Y OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A COASTAL DEVELOPMENT PERMIT TO ALLOW THE EXP ANSI ON OF EXISTING STRUCTURES ON PROPER1Y GENERALLY LOCATED ON THE NORTHWEST CORNER OF CARLSBAD BOULEVARD AND CHRISTIANSEN WAY. CASE NAME: ST. MICHAEL'S BY-THE-SEA . CASE NO: CDP 92-2 WHEREAS, a verified application has been filed with the City of Carlsbad and 8 ref Prred tt, the Design Review Board; and 9 WHEREAS, said verified application constitutes a request as provided by Title lO 21 of the Carlsbad Municipal Code; and 11 12 13 WHEREAS, pursuant to the provisions of the Municipal Code, the Design Review Board did, on the 29th day of April, 1992, hold a duly noticed public hearing to ' 14 consider said application on property described as: 15 16 17 Block 6 of Map No. 775 in the City of Carlsbad, County of San Diego, State of California WHEREAS, at said public hearing, upon hearing and considering all testimony 18 and arguments, if any, of all persons desiring to be heard, said Design Review Board 19 considered all factors relating to CDP 92-2. 20 21 22 23 24 25 26 27 28 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Design Review Board hereby recommends APPROVAL of CDP 92-2, based on findings and subject to the following conditions: Findin~: 1. The project is consistent with the goals, objectives, and development guidelines of the Village Design Manual because it perpetuates the local character of the Carlsbad Boulevard special treatment area and does not significantly reduce open space or landscaping. _I 2. The project is consistent with the City's Local Coastal Program since the project 1 meets both the parking supply and building height required standards. 2 3. 3 4 4. 5 The project as evidenced by the processing of the required permits is consistent with all applicable City ordinances. The project is consistent with the various elements of the General Plan as all performance standards necessary to maintain compatioility are being met. Conditions: 6 7 1. 8 9 10 2· ll 12 3. 13 14 15 Approval is granted for CDP 92-2, as shown on Exhibits "A" -"H", dated April 29, 1992, incorporated by reference and on file in the Planning Department. De-i:eloprnent shall occur substantially "'.; shown unless otherwise noted in these conditions. Approval for CDP 92-2 is granted subject to approval of RP 92-3. CDP 92-2 is subject to all conditions of RP 92-3, Design Review Board Resolution No. 181, incorporated herein by reference and on file in the Planning Department. This permit shall expire one year from its date of approval if the project has not been commenced during that time period. · PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design Review Board of the City of Carlsbad, California, held on the 29th day of April, 1992 by 16 17 the following vote, to wit: 27 DEBBIE FOUNTAIN BAILEY NOBLE, Chairman CARLSBAD DESIGN REVIEW BOARD 28 ACTING HOUSING AND REDEVELOPMENT DIRECTOR MG:lh ORB RESO NO. 182 -2- ' SITE~ --· .. - .... .... Cl) Cl) --__ z o ~ "_J UJ 1-------l UJ --u u: 0 a: < C, CHRISTIANSEN ST. MICHAELS BY-THE-SEA 0 ::j co 0 <( co en _J a: <( u BEECH AVE WY AVE I I City of Carlsbad RP 92-3/CDP 92-2 ' e BACKGROUND DATA SHEET e CASE NO.: RP 92-3/CDP 92-2 CASE NAME: ST. MICHAEL'S·BY-THE-SEA APPLICANT: ST. MICHAEL'S BY-THE-SEA REQUF.Sr AND LOCATION: EXPANSION OF EXISTING EDUCATION BUILDING AND PARISH HALL AT 2775 CARLSBAD BLVD. LEGAL DESCRIPTION: SOUTHERN PORTION OF BLOCK 6, MAP 775 IN THE Cl'IY OF CARLSBAD, COUN'IY OF SAN DIEGO, STATE OF CALlFORNIA. APN: 203-143-07 Acres ---=2.=1=3 __ Proposed No. of Lots/Units -~N ..... (A....c.-_ (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation CENTRAL BUSINESS DlSTRICT Density Allowed -=-N ...... (...:..A"-----Density Proposed ...:.N....._/ __ A ____ _ Existing Zone """"V-'-R"--'------Proposed Zone _V __ -R _______ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site V-R CHURCH North V-R OFFlCE South V-R RETIREMENT F ACILI'IY East V-R COMMERCIAL West V-R MULTI-FAMILY RESIDENTIAL PUBLIC FACILITIES School District CARLSBAD Water District CARLSBAD Sewer District CARLSBAD Equivalent Dwelling Units (Sewer Capacity) NIA FOR NON-PROFIT ORGANIZATIONS Public Facilities Fee Agreement, dated ----------------- ENVIRONMENT AL IMPACT ASSESSMENT _ Negative Declaration, issued. __________________ _ _ Certified Environmental Impact Report, dated ------------- Other, NOTICE OF EXEMPTION TO BE FlLED MG:lh ' ecit of c!arlsbad DISCLOSURE STATEMENT APPLICANTS STATEMENT OF OISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WIU.. ~EQUIRE OISCRETIONAAY ACTION ON THE PAAT OF THE CITY COUNCIL. OR ANY APPOINTED 80A~O. COMMISSION OR COMMrTTEE. . (Please Print) The following information must be disclosed: 1 . Applicant 2. ust the names and addresses of all persons having a financiaJ interest in the application. st. M.ic.hael'4 By-the-Sea Ep-i..6copal ChuJr.ch 2775 CaJr..t.sbad Boui.evaJr.d ca.h.l66ad, Ca.ll6o~nla. 92008 Owner Ust the names and addresses of all persons having any ownership interest in the property involved. S.t. M.ichael'4 By-the-Sea Ep-i..6copal ChuJr.ch 2115 Ca.>il66ad BoulevaJid ' 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names a addresses of au indfviduaJa owning more than 10% of the shar .. in the corporation or owning any partners; interest in the partnership. 4. If any person identified pursuant to (1) or (2) above ia a non-profit organiZation or a trust, list the names 2 address•• of ll'IY person HNing u officer or director of the non-profit organiZation or u trustee or beneflc: of the trust. The Rev. V~~ E. Woodlu.tJ!e, Recto~ 2775 CaJtl.1,bad Blvd •• Ca!tl6bad, CA The Rev. C torh~ P. K ey, A64l.6ta.nt Recto~ 277S CaJtl.1,bad Blvd •• CaJr..t.sbad, CA Raymond C. Ede, ~e~uJr.~ 2600 Ocean st., CaJtl.1,bad, CA Vav-<.d C. UlchW, ct~ti 06 :the VUbiy 3860 Ad£Di. Way, caJiUbad, cA (Over) Disclosure Stat.,,.,. Page 2 s. Have you had more than S2SO worth of businesa transacted with any me~ber of City staff. Scar:a Commissions, Committees and Councd within the past twelve months? Yes_ No _.!.. If yes, please indicate person(s) ___________________ _ ?eoon is defined u: 'A.r,,f individual. firm. copartnersnip, joint venture, association. social club. fraternal organazatiOn. corpo,lliOn, estate, tNII. receiver syndicate, thia and arry otn• county, city and county. crry munieipality. distnct or otJ'W political subdivwc -11 arry otner group or combinatiOn acting as a unit.• (NOTE: Attach additional pages as necessary.) 7"/L,6~ ~~'~' 1 &::~,a-r?~ Signature of Owner/date Signature of appUcant/date ' The Rev. Vougla.4 E. WoodJu..dge The Rev. Vougi.a.J, E. WoodJu..dge Print or type name of owner Print or type name of applicant _!